4 Bertram St · West Pensacola, FL 32506

$145,000

3 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 62 Days on market

Built 1951 7,888 sqft lot $145/sqft · 8% below area Est $158k · 8% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.0/30.0
• ARV discount +11.3/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 1 bath brick home situated on a generously sized lot and conveniently located to Downtown and Pensacola NAS. This home has no carpet, with tile in the Kitchen & Bathroom, there is wood look flooring in the living room and bedrooms. The kitchen has beautiful wood cabinets, stainless steel appliances, Refrigerator, Dishwasher, & Electric Stove. From the kitchen, there is an adjoining dining room with a built in cabinet for extra storage and attached is a huge closet/pantry bonus area. There is a covered front porch, carport and storage shed. This home offers a wonderful opportunity for a buyer to add their own personal touches and updates. Ideal for those looking to create value or customize a space to their taste. A place to enjoy watching the Blue Angels do their practice fly-bys! Call today to schedule your showing!

Key facts

• Wood look flooring
• Tile in kitchen
• Generously sized lot

Tags

• BRICK HOME
• GENEROUSLY SIZED LOT
• NO CARPET
• TILE IN KITCHEN
• TILE IN BATHROOM
• WOOD LOOK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities F.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 267 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $145k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (median comp): $158,286
• List price: $145,000
• Delta: -8.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4957 Elsa Ave	0.31mi	3/1.0	1,000 (-0%)	6mo	$144,000	$144	80
122 State St	0.14mi	2/1.0 (-1)	940 (-6%)	7mo	$156,000	$166	73
31 Randolph Dr	0.35mi	3/1.0	918 (-8%)	6mo	$129,500	$141	65
41 Pen Haven Dr	0.39mi	3/1.0	925 (-8%)	8mo	$150,000	$162	63
1106 N 50th Ave	0.33mi	3/2.0	1,086 (+8%)	5mo	$190,000	$175	62
4953 Martha Ave	0.24mi	3/2.0	1,120 (+12%)	4mo	$220,000	$196	62
50 Pen Haven Dr	0.43mi	3/1.0	904 (-10%)	6mo	$85,000	$94	59
1416 N 48th Ave	0.39mi	3/2.0	1,123 (+12%)	1mo	$159,000	$142	57
4130 W Jackson St	0.72mi	3/2.0	1,028 (+3%)	5mo	$140,000	$136	54
258 Omega Ct	0.72mi	3/1.0	1,098 (+10%)	5mo	$127,500	$116	46
128 Beech St	0.65mi	3/1.0	1,140 (+14%)	6mo	$135,000	$118	42
254 Chestnut St	0.74mi	2/1.0 (-1)	928 (-7%)	10mo	$140,000	$151	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,019
• Equity at exit: $21,620

10-year hold

• IRR: 8.0%
• Equity multiple: 1.63×
• Total profit: $25,469
• Equity at exit: $12,537

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 267
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$760
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $285

Break-even live

Break-even rent $1,208

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $367	-5% $326	+0% $285	+5% $244	+10% $203
Rent	-10% $161	-5% $223	+0% $285	+5% $347	+10% $409
Rate	-1.0pp $358	-0.5pp $322	base $285	+0.5pp $247	+1.0pp $209

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.12mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	0.57mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	24d	1	0.88mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	0.91mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	15d	1	0.96mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	1.02mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	1.13mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	1.19mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	1.24mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.27mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.28mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 62 DOM
2. 2026-06-18
   days on market $145,000 Active 59 DOM
3. 2026-06-17
   days on market $145,000 Active 58 DOM
4. 2026-06-16
   days on market $145,000 Active 57 DOM
5. 2026-06-15
   days on market $145,000 Active 56 DOM
6. 2026-06-14
   days on market $145,000 Active 54 DOM
7. 2026-06-10
   days on market $145,000 Active 51 DOM
8. 2026-06-09
   days on market $145,000 Active 50 DOM
9. 2026-06-08
   days on market $145,000 Active 49 DOM
10. 2026-06-07
    days on market $145,000 Active 48 DOM
11. 2026-06-03
    days on market $145,000 Active 44 DOM
12. 2026-06-02
    days on market $145,000 Active 43 DOM
13. 2026-06-01
    days on market $145,000 Active 42 DOM
14. 2026-05-31
    days on market $145,000 Active 41 DOM
15. 2026-05-31
    days on market $145,000 Active 40 DOM
16. 2026-04-20
    listed $150,000 Active 864-char remark

    Show marketing remark (864 chars)

    Welcome to this 3 bedroom, 1 bath brick home situated on a generously sized lot and conveniently located to Downtown and Pensacola NAS. This home has no carpet, with tile in the Kitchen & Bathroom, there is wood look flooring in the living room and bedrooms. The kitchen has beautiful wood cabinets, stainless steel appliances, Refrigerator, Dishwasher, & Electric Stove. From the kitchen, there is an adjoining dining room with a built in cabinet for extra storage and attached is a huge closet/pantry bonus area. There is a covered front porch, carport and storage shed. This home offers a wonderful opportunity for a buyer to add their own personal touches and updates. Ideal for those looking to create value or customize a space to their taste. A place to enjoy watching the Blue Angels do their practice fly-bys! Call today to schedule your showing!

17. 2013-01-23
    soldstatus $29,500 111-char remark

    Show marketing remark (111 chars)

    Split plan. Large inside utility room. Separate dining room. Fenced yard w/storage shed. Hook-up for gas range.

18. 2012-09-24
    listed $29,500 111-char remark

    Show marketing remark (111 chars)

    Split plan. Large inside utility room. Separate dining room. Fenced yard w/storage shed. Hook-up for gas range.

19. 2006-01-17
    soldstatus $78,000
20. 2006-01-13
    soldstatus $78,000
21. 2005-10-29
    listed $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,598 · $133/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,815
• − Mortgage interest: −$8,122
• − Property taxes: −$1,598
• − Insurance: −$725
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,218
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,142/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+76.5% since first listed

6 events — show timeline

• 2026-04-20 Listed $150,000 PARMLS
• 2013-01-23 Sold (MLS) $29,500 PARMLS
• 2012-09-24 Listed $29,500 PARMLS
• 2006-01-17 Sold (Public Records) $78,000 Public Records
• 2006-01-13 Sold (MLS) $78,000 PARMLS
• 2005-10-29 Listed $85,000 PARMLS

Property tax history

+6.3%/yr

Latest (2025): $1,598 · +18.9% YoY. Source: county tax records.